Sometimes a refi or HELOC can be an alternative if you want to hold onto the property.If I were in your shoes, I would start looking at a refi first and see if that would be the most beneficial choice. 

I'm not a huge fan of townhomes, but the Sachse area is great. 

Do you have to retrofit larger vents and maybe a fan to prevent that?

Painting some areas outside/miscellaneous small work such as outdoor ceiling fan etc.)

Albany, Syracuse, Utica, OH, PA, etc.) for cashflow.The challenge in these markets is that demand is through the roof, and many properties either sell at the asking price or above the asking price (Suffolk's sale price average was 1.5% ABOVE the asking price).If I were in your shoes, I'd explore local and remote multi-family options before considering the mid-term rental route.All the best!

Sometimes everything hits the fan at once.

I'm not a fan of novations where you don't get the purchase agreement notarized and filed at the courthouse.

t will hit the fan 9 times out of 10: undercapitalization and reserves. 

If I were in your shoes based on what you told us, I'd probably avoid hard money loans right now.

Quote from @Paul De Luca:Personally, I'm not a fan of enabling bad tenant behavior and in life you get what you tolerate.